31 W 8th St · Kiowa, OK 74553

$79,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 72 Days on market

Built 1955 Fair condition 6,098 sqft lot Est $68k · 18% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• DSCR +8.6/10.0
• Appreciation +8.1/10.0
• 1% rule +6.8/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

SUPER CUTE HOME IN KIOWA! THIS LITTLE NUMBER HAS SO MUCH CHARM!!! 2 BEDROOMS AND 1 BATH WITH MANY UPDATES! IT'S PLENTY SPACIOUS AND MOVE IN READY! CONVENIENTLY LOCATED CLOSE TO CITY HALL, DOLLAR GENERAL, POST OFFICE, DINING & MORE! GIVE ME A CALL TODAY TO SCHEDULE YOUR VIEWING!!

Key facts

• 6,098 sq ft lot
• Built 1955
• Listed 72 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on crawlspace foundation
• Construction: Metal roof; Vinyl siding; Wood frame construction; Crawlspace foundation; Built per public records
• Exterior features: Covered porch; Porch

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Aluminum frame windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#363 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime D+, amenities F.
• Kiowa (rural): math 40% / reading 35% proficiency, ranked #147 of 513 in OK (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $5k appreciation (6.2% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $67,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Taylor St	0.31mi	2/2.0	952 (-8%)	3mo	$61,500	$65	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.62×
• Total profit: $36,253
• Equity at exit: $51,128

10-year hold

• IRR: 22.9%
• Equity multiple: 5.33×
• Total profit: $96,798
• Equity at exit: $93,503

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74553

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $194

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $249	-5% $221	+0% $194	+5% $166	+10% $138
Rent	-10% $119	-5% $156	+0% $194	+5% $231	+10% $268
Rate	-1.0pp $234	-0.5pp $214	base $194	+0.5pp $173	+1.0pp $152

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,900 Active 72 DOM
2. 2026-06-18
   days on market $79,900 Active 70 DOM
3. 2026-06-17
   days on market $79,900 Active 69 DOM
4. 2026-06-16
   days on market $79,900 Active 68 DOM
5. 2026-06-15
   days on market $79,900 Active 67 DOM
6. 2026-06-13
   days on market $79,900 Active 65 DOM
7. 2026-06-12
   days on market $79,900 Active 64 DOM
8. 2026-06-09
   days on market $79,900 Active 61 DOM
9. 2026-06-08
   days on market $79,900 Active 60 DOM
10. 2026-06-08
    days on market $79,900 Active 59 DOM
11. 2026-06-05
    days on market $79,900 Active 57 DOM
12. 2026-06-04
    days on market $79,900 Active 55 DOM
13. 2026-06-02
    days on market $79,900 Active 54 DOM
14. 2026-06-01
    days on market $79,900 Active 53 DOM
15. 2026-05-31
    days on market $79,900 Active 52 DOM
16. 2026-04-09
    listed $79,900 Active
17. 2026-03-22
    historical
18. 2025-09-22
    listed $79,900 Active
19. 2025-09-21
    historical
20. 2025-03-24
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,327
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,324
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,054/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home is in fair condition with moderate rehab needed. It has potential for increased value with exterior painting and kitchen/bathroom updates.

Repairs flagged

• Minor kitchen cabinets — dated and cluttered
• Minor bathroom — small and cluttered
• Minor exterior siding — some peeling

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both update kitchen and bathroom — modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and cluttered	Minor	$500–3,000
bathroom · small and cluttered	Minor	$500–3,000
exterior siding · some peeling	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both update kitchen and bathroom — modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kiowa
• NCES district ID: 4016650
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $37,966
• Composite: 33.81/100
• National rank: #10386
• State rank: #147 of 513 in OK

Livability — Kiowa

• Score: 60/100
• State rank: #363
• US rank: #19301

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kiowa, OK
• Population (ZIP): 1,374

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 26% Native American 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.18%
• Current HPI: 288.3942
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+0.0% since first listed

5 events — show timeline

• 2026-04-09 Listed $79,900 MLS Technology, Inc.
• 2026-03-22 Listing Removed — MLS Technology, Inc.
• 2025-09-22 Listed $79,900 MLS Technology, Inc.
• 2025-09-21 Listing Removed — MLS Technology, Inc.
• 2025-03-24 Listed $79,900 MLS Technology, Inc.